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HomeMy WebLinkAboutStaff ReportREQUEST: SCALE: LOCATION: APPLICANT: PROJECT MANAGER: CITY OF COLLEGE STATION REZONING REQUEST FOR 1270 Harvey Mitchell Parkway S 09-00500225 R-1 Single Family Residential to R-4 Multi -family and A-O Agricultural Open 3.364 acres (R-4: 3,178 acres; A-O: 0.186) 1270 Harvey Mitchell Parkway Fateh Rajan, SF Business Investments, LLC Jason Schubert, AICR Senior Planner jchubert@cstx.gov RECOMMENDATION: Approval with the condition that the subject tract provides a shared driveway to Harvey Mitchell Parkway with the adjacent lift station and 6.2-acre tract. The driveway and access is to meet the requirements of TxDOT driveways, Unified Development Ordinance Section 7.3 Access Management and Circulation, and the City's fire lane standards. Planning & Zoning Commission December 3, 2009 Page 1 of 7 Planning &Z % a__n Page,a! m+*2009 NOTIFICATIONS Advertised Commission Hearing Date: Advertised Council Hearing Dates: December 3, 2009 January 14, 2009 The following neighborhood organizations that are registered with the City of College Station's Neighborhood Services have received a courtesy letter of notification of this public hearing: None Property owner notices mailed: Five Contacts in support: None Contacts in opposition: None Inquiry contacts: None ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North Thoroughfare - Highway N/A Harvey Mitchell Parkway South Texas A&M University C-U Texas A&M sanitation area East Urban and Natural Areas -Reserved R-4 and A-O Multi -family West Urban R-1 Vacant a]AN:Ill<elairdd011am16t1101:�'1 Annexation: 1970 Zoning: R-1 (upon annexation). The same request as proposed was considered earlier this year by the Planning and Zoning Commission at their August 201h meeting and denied by Council at the September 10th meeting. At the October 15th meeting, the Commission granted the right that a new rezoning application may be considered within the 180-day reapplication limitation required by the LIDO. Final Plat: Not Platted Site development: Vacant REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The subject tract is designated as Urban anc Natural Areas — Reserved on the Comprehensive Plan Future Land Use and Character Map. It is also located within Growth Area VI which states that the "growth area should be used for intense land use activities including general commercial, office uses, townhomes, high -density apartments, and vertical mixed use. Single-family uses (excluding townhomes) should be prohibited from this area due to issues of incompatibility." While multi -family is one of the broad range of uses that can be contemplated for this tract, it is important to consider the implications of any particular one given the context of its relationship to the surrounding area and properties. These implications will be further discussed in the other Review Criteria items. Planning & Zoning Commission Page 4 of 7 December 3, 2009 The Comprehensive Plan states that Natural Areas — Reserved are "generally for areas that represent a constraint to development and that should be preserved for their natural function or open space qualities. These areas include floodplains and riparian buffers, as well as recreational facilities." A portion of the request lies within the floodplain and is being rezoned with this request to A-O Agricultural Open to be retained for its natural function. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The majority of the nearby properties are zoned and developed as multi -family uses. The 6.2-acre tract to the northwest is zoned R-1 Single -Family Residential but is vacant and utilized for minor agricultural uses and a City sanitary sewer lift station. To the south and west is a tract over 500 acres in size owned by Texas A&M University and zoned C-U College and University. Current facilities in the vicinity on the A&M tract include the Poultry Science Center and some A&M Sanitation facilities. The proposed request is not immediately adjacent to the A&M tract as a 0.765 remainder of the original tract will remain zoned R-1 Single -Family Residential and provide buffer ranging from 85 to 115 feet in depth. This remainder portion is heavily encumbered by floodplain and easements. The closest portion of the proposed request is over 450 feet away from the existing A&M Sanitation facilities, about 1,000 feet away from the Poultry Science Center, and about a half mile from Disaster City training facilities (See Figure 1), These distances provide sufficient buffer between these industrial type uses and future multi -family uses on the subject tract. In May 2008, a Comprehensive Plan Amendment to Residential Attached (multi -family) for the adjacent 6.2 acre tract was recommended for denial by Staff and denied by Council. The denial was largely based on the incompatibility of any type of residential uses in immediate proximity to these facilities. This request, however, has a significant more amount of distance from these uses and would be compatible with other uses in the area. Planning & Zoning Commission Page 5 of 7 December 3, 2009 Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: Like other multi- family uses in the area, the subject tract is located along Harvey Mitchell Parkway, a freeway on the Thoroughfare Plan. With the R-4 Multi -family district having a maximum density of 20 multi -family units per acre, up to 63 multi -family units could potentially be developed with this 3.178-acre request. As discussed later, the subject tract will have access to Harvey Mitchell Parkway at an unsignalized location and therefore traffic safety is a concern for this or any other potential use. The subject tract has approximately a five percent slope from Harvey Mitchell Parkway_ down to the back of the request. Typically residential buildings have more flexibility in their footprint and layout than non-residential uses and buildings and can better incorporate existing slopes and grades. Though 63 units would be possible, building layout, number of bedrooms per unit, parking, landscaping and other site requirements may constrain the total number units. The Comprehensive Plan designates Harvey Mitchell Parkway as Primary Image Corridor though no specific plans have been developed to address this designation. Streetscaping consisting of one canopy tree for every 25 feet of frontage will be required of any proposed use. Suitability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: Upon annexation into the City in 1970, the subject tract is zoned R-1 Single -Family Residential. As stated in the Urban land use designation description, single-family residential should be prohibited from the area due to issues of incompatibility. In addition, single family uses are not desirable on this tract as it is located along Harvey Mitchell Parkway, a freeway on the Thoroughfare Plan, and in close proximity to Easterwood Airport. Marketability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The current owner purchased a portion of the subject tract in February of this year and has submitted this request to enhance the marketability of the property for multi -family uses. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject tract will be served by the City of College Station for water, sanitary sewer and electric utilities. The tract is located adjacent to an 18-inch water main which runs along Harvey Mitchell Parkway and a 10-inch main which runs along the eastern property line. The subject tract is located adjacent to an 18-inch sanitary sewer main which runs across the rear portion of the property. The subject tract is located in the Whites Creek Drainage Basin and is encroached by a FEMA-regulated Special Flood Hazard area, Zone AE, with base flood elevations established, per FEMA FIRM Panel 182C. The subject tract will take access off Harvey Mitchell Parkway (FM 2818), a freeway on the Thoroughfare Plan, and require TxDOT approval. Based on the size of the rezoning, a traffic impact analysis (TIA) is not required with this request and not likely meet the threshold to be required at the time of site plan. A map of Existing Traffic Volumes in the Comprehensive Plan shows this roadway has over 40,000 trips per day, though Levels of Service A or B have been maintained as of 2007. In October 2007, the City installed traffic signals on Harvey Mitchell Parkway at Luther Street West and Holleman Drive to help address safety issues with vehicular turning Planning & Zoning Commission Page 6 of December 3, 2009 movements at those intersections. When the previous request was denied by Council in September, concerns were expressed about the safety of turning movements in and out of the subject property. Staff obtained recent crash data for the area from the Police Department. From January 2007 through October 2009, between the two signalized intersections, there were 17 crash incidents reported with 4 classified as major accidents and 1 fatality accident. The fatality occurred in October 2007 when a vehicle on the shoulder with hazard lights on was struck from behind by a vehicle moving out of the travel lanes. Over this same period, 22 crash incidents occurred at the signalized intersections with 7 classified as major accidents. No pedestrian accidents have been reported at or between these signalized locations on Harvey Mitchell Parkway. TxDOT will be letting a safety project in 2011 that will be constructing a raised median on Harvey Mitchell Parkway but it will be installed from Texas Avenue to Wellborn Road. A median is not currently planned for this portion of Harvey Mitchell Parkway. Another concern related to bus service from Texas A&M University in this area of Harvey Mitchell Parkway. Staff has met with representatives of TxDOT and Texas A&M University regarding the concerns over bus stops in this area. The University will be removing the only bus stop located in the area in front of the Canyon Creek development. Service could be restored in the future if a frontage road were constructed. Discussions regarding these subjects are on -going and future meetings are anticipated. The subject tract and the adjacent 6.2-acre tract to the northwest do not have access to either of the signalized locations on Harvey Mitchell Parkway, though they will likely benefit from breaks in traffic resulting from those signals. A driveway to the City's sanitary sewer lift station is also located on the adjacent tract. The consolidation of driveways in this area of Harvey Mitchell Parkway may help to mitigate traffic safety issues by reducing the number of conflict points. STAFF RECOMMENDATION Staff recommends approval of the request as proposed by the applicant with the condition that the subject tract provides a shared driveway to Harvey Mitchell Parkway with the adjacent lift station and 6.2-acre tract. The driveway and access is to meet the requirements of TxDOT driveways, Unified Development Ordinance Section 7.3 Access Management and Circulation, and the City's fire lane standards. SUPPORTING MATERIALS 1. Application 2. Rezoning map (provided in packet) Planning & Zoning Commission Page 7 of 7 December 3, 2009 Council Minutes —January 14, 2010 Public hearing, presentation, possible action, and discussion on an ordinance amending Chapter12, "Unified Development Ordinance," Section 4.2, "Official Zoning Map" of the Code of Ordinances of the City of College Station, Texas by rezoning from R-1 Single Family Residential to R-4 Multi -Family and A-0 Agricultural Open for 3.364 acres located at 1270 Harvey Mitchell Parkway South. Jason Schubert, Senior Planner presented an ordinance amendment rezoning 3.364 acres located at 1270 Harvey Mitchell Parkway South from R-1 Single Family Residential to R-4 Multi -Family and A- 0 Agricultural Open. Staff recommended approval with the condition that the subject tract provide a shared driveway to Harvey Mitchell Parkway for the adjacent lift station and 6.2 acre tract. The driveway and access is to meet the requirements of TxDOT driveways, Unified Development Ordinance Section 7.3 Access Management and Circulation, and the City's fire lane standards. Massey asked if there were any changes in this request fiom the previous request. Planner Schubert indicated that the request was the same as the item denied by the City Council on September 10,2009. Massey asked if the Planning & Zoning Commission provided a reason, consistent with section 3.2 of the UDO, to allow rehearing of this item in less than 180 days. The P&Z minutes did not reflect a specific reason that was consistent with the UDO to allow a rehearing in less than 180 days. Commissioner Paul Greer provided feedback about the P&Z Commission's 6-1 vote. Mayor White opened the public hearing. Fred Bavliss, 7610 River Ridge, stated that the proposed uses are allowed on the Comprehensive Plan and that the development would be consistent with the surrounding developments. Mayor White closed the public hearing. Massey indicated that the rehearing of this item was not consistent with the content of the UDO. Massey indicated that approval of this use would pose a safety concern related to the access to the site to and fiom FM-28 1 8. Massey asked about the impact of this land use on the operation of Easterwood Airport, Planner Schubert indicated that the development on this site would not impede the FAA landing approach to Easterwood Airport, unless the runway was extended. Depending on the height of the buildings in the development, the uses on this property could preclude the expansion of the runway. Council member Lyles moved to approve Ordinance No. 2010-3225 rezoning 3.364 acres located at 1270 Harvey Mitchell Parkway South fiom R-1 Single Family Residential to R-4 Multi -Family and A-0 Agricultural Open, with the condition that the subject tract provide a shared driveway to Harvey Mitchell Parkway with the adjacent lift station and 6.2 acre tract and the driveway and access meet the requirements of TxDOT driveways, Unified Development Ordinance Section 7.3 Access Management and Circulation, and the City's fire lane standards. Mayor Pro tem Ruesink seconded the motion, which carried 4 - 2. FOR: Mayor Ben White, Mayor Pro tem Ruesink, Lyles and Stewart AGAINST: Council members Massey and Maloney ABSENT: Council member Crompton Proposed Re -Zoning of 3.364 Acres from R-1 to R-4 Multi -Family. Tract location: Crawford Burnett Survey, A-7 South side of Harvey Mitchell Parkway east of Luther Street. Current Land Use —Vacant Current Peak Hour Vehicle Trips —0 Projected Peak Hour Vehicle Trips per R-4 Zoning 3.364 Acres x 12.4 Trips per Acre = 42 Vehicle Trips 42 Vehicle Trips < 150 Vehicle Trips TIA not required (*0rq" CITY OF COLLEGE STATION REZONING REQUEST FOR 1270 Harvey Mitchell Parkway S 09-00500225 REQUEST: R-1 Single Family Residential to R-4 Multi -family and A-O Agricultural Open SCALE: 3.364 acres (R-4: 3.178 acres, A-O: 0.186) LOCATION: 1270 Harvey Mitchell Parkway APPLICANT: Fateh Rajan, SF Business Investments, LLC PROJECT MANAGER: Jason Schubert, AICP, Senior Planner jchubert@cstx.gov RECOMMENDATION: Approval with the condition that the subject tract provides a shared driveway to Harvey Mitchell Parkway with the adjacent lift station and 6.2-acre tract. The driveway and access is to meet the requirements of TxDOT driveways, Unified Development Ordinance Section 7.3 Access Management and Circulation, and the City's fire lane standards. Planning &Zoning Commission Page 1 of 7 December 3, 2009 Planning &Zoning Commission Page 2 of 7 December 3, 2009 , wE) \\\!;; ) r §/ ) ° { , | � {! w 52: \ / >¥ / \" ;� \}\ _ Planning &Zoning Commission Page 3 of 7 NOTIFICATIONS Advertised Commission Hearing Date Advertised Council Hearing Dates: December 3, 2009 January 14, 2009 The following neighborhood organizations that are registered with the City of College Station's Neighborhood Services have received a courtesy letter of notification of this public hearing: None Property owner notices mailed: Five Contacts in support: None Contacts in opposition: None Inquiry contacts: None ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North Thoroughfare - Highway N/A Harvey Mitchell Parkway South Texas A&M University C-U Texas A&M sanitation area East Urban and Natural Areas -Reserved R-4 and A-O Multi -family West Urban R-1 Vacant DEVELOPMENT HISTORY Annexation: 1970 Zoning: R-1 (upon annexation). The same request as proposed was considered earlier this year by the Planning and Zoning Commission at their August 20'h meeting and denied by Council at the September 10'h meeting. At the October 15'h meeting, the Commission granted the right that a new rezoning application may be considered within the 180-day reapplication limitation required by the UDO. Final Plat: Not Platted Site development: Vacant REVIEW CRITERIA Consistency with the Comprehensive Plan: The subject tract is designated as Urban and Natural Areas — Reserved on the Comprehensive Plan Future Land Use and Character Map. It is also located within Growth Area VI which states that the "growth area should be used for intense land use activities including general commercial, office uses, townhomes, high -density apartments, and vertical mixed use. Single-family uses (excluding townhomes) should be prohibited from this area due to issues of incompatibility." While multi -family is one of the broad range of uses that can be contemplated for this tract, it is important to consider the implications of any particular one given the context of its relationship to the surrounding area and properties. These implications will be further discussed in the other Review Criteria items. Planning & Zoning Commission Page 4 of 7 December 3, 2009 The Comprehensive Plan states that Natural Areas — Reserved are "generally for areas that represent a constraint to development and that should be preserved for their natural function or open space qualities. These areas include floodplains and riparian buffers, as well as recreational facilities." A portion of the request lies within the floodplain and is being rezoned with this request to APO Agricultural Open to be retained for its natural function. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The majority of the nearby properties are zoned and developed as multi -family uses. The 6.2-acre tract to the northwest is zoned R-1 Single -Family Residential but is vacant and utilized for minor agricultural uses and a City sanitary sewer lift station. To the south and west is a tract over 500 acres in size owned by Texas A&M University and zoned C-U College and University. Current facilities in the vicinity on the A&M tract include the Poultry Science Center and some A&M Sanitation facilities. The proposed request is not immediately adjacent to the A&M tract as a 0.765 remainder of the original tract will remain zoned R-1 Single -Family Residential and provide a buffer ranging from 85 to 115 feet in depth. This remainder portion is heavily encumbered by floodplain and easements. The closest portion of the proposed request is over 450 feet away from the existing A&M Sanitation facilities, about 1,000 feet away from the Poultry Science Center, and about a half mile from Disaster City training facilities (See Figure 1). These distances provide sufficient buffer between these industrial type uses and future multi -family uses on the subject tract. In May 2008, a Comprehensive Plan Amendment to Residential Attached (multi -family) for the adjacent 6.2 acre tract was recommended for denial by Staff and denied by Council. The denial was largely based on the incompatibility of any type of residential uses in immediate proximity to these facilities. This request, however, has a significant more amount of distance from these uses and would be compatible with other uses in the area. Planning &Zoning Commission Page 5 of 7 December3, 2009 Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: Like other multi- family uses in the area, the subject tract is located along Harvey Mitchell Parkway, a freeway on the Thoroughfare Plan. With the R-4 Multi -family district having a maximum density of 20 multi -family units per acre, up to 63 multi -family units could potentially be developed with this 3.178-acre request. As discussed later, the subject tract will have access to Harvey Mitchell Parkway at an unsignalized location and therefore traffic safety is a concern for this or any other potential use. The subject tract has approximately a five percent slope from Harvey Mitchell Parkway down to the back of the request. Typically residential buildings have more flexibility in their footprint and layout than non-residential uses and buildings and can better incorporate existing slopes and grades. Though 63 units would be possible, building layout, number of bedrooms per unit, parking, landscaping and other site requirements may constrain the total number units. The Comprehensive Plan designates Harvey Mitchell Parkway as Primary Image Corridor though no specific plans have been developed to address this designation. Streetscaping consisting of one canopy tree for every 25 feet of frontage will be required of any proposed use. Suitability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: Upon annexation into the City in 1970, the subject tract is zoned R-1 Single -Family Residential. As stated in the Urban land use designation description, single-family residential should be prohibited from the area due to issues of incompatibility. In addition, single family uses are not desirable on this tract as it is located along Harvey Mitchell Parkway, a freeway on the Thoroughfare Plan, and in close proximity to Easterwood Airport. 5. Marketability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The current owner purchased a portion of the subject tract in February of this year and has submitted this request to enhance the marketability of the property for multi -family uses. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject tract will be served by the City of College Station for water, sanitary sewer and electric utilities. The tract is located adjacent to an 18-inch water main which runs along Harvey Mitchell Parkway and a 10-inch main which runs along the eastern property line. The subject tract is located adjacent to an 18-inch sanitary sewer main which runs across the rear portion of the property. The subject tract is located in the Whites Creek Drainage Basin and is encroached by a FEMA-regulated Special Flood Hazard area, Zone AE, with base flood elevations established, per FEMA FIRM Panel 182C. The subject tract will take access off Harvey Mitchell Parkway (FM 2818), a freeway on the Thoroughfare Plan, and require TxDOT approval. Based on the size of the rezoning, a traffic impact analysis (TIA) is not required with this request and not likely meet the threshold to be required at the time of site plan. A map of Existing Traffic Volumes in the Comprehensive Plan shows this roadway has over 40,000 trips per day, though Levels of Service A or B have been maintained as of 2007. In October 2007, the City installed traffic signals on Harvey Mitchell Parkway at Luther Street West and Holleman Drive to help address safety issues with vehicular turning Planning & Zoning Commission Page 6 of 7 December 3, 2009 movements at those intersections. When the previous request was denied by Council in September, concerns were expressed about the safety of turning movements in and out of the subject property. Staff obtained recent crash data for the area from the Police Department. From January 2007 through October 2009, between the two signalized intersections, there were 17 crash incidents reported with 4 classified as major accidents and 1 fatality accident. The fatality occurred in October 2007 when a vehicle on the shoulder with hazard lights on was struck from behind by a vehicle moving out of the travel lanes. Over this same period, 22 crash incidents occurred at the signalized intersections with 7 classified as major accidents. No pedestrian accidents have been reported at or between these signalized locations on Harvey Mitchell Parkway. TxDOT will be letting a safety project in 2011 that will be constructing a raised median on Harvey Mitchell Parkway but it will be installed from Texas Avenue to Wellborn Road. A median is not currently planned for this portion of Harvey Mitchell Parkway. Another concern related to bus service from Texas A&M University in this area of Harvey Mitchell Parkway. Staff has met with representatives of TxDOT and Texas A&M University regarding the concerns over bus stops in this area. The University will be removing the only bus stop located in the area in front of the Canyon Creek development. Service could be restored in the future if a frontage road were constructed. Discussions regarding these subjects are on -going and future meetings are anticipated. The subject tract and the adjacent 6.2-acre tract to the northwest do not have access to either of the signalized locations on Harvey Mitchell Parkway, though they will likely benefit from breaks in traffic resulting from those signals. A driveway to the City's sanitary sewer lift station is also located on the adjacent tract. The consolidation of driveways in this area of Harvey Mitchell Parkway may help to mitigate traffic safety issues by reducing the number of conflict points. STAFF RECOMMENDATION Staff recommends approval of the request as proposed by the applicant with the condition that the subject tract provides a shared driveway to Harvey Mitchell Parkway with the adjacent lift station and 6.2-acre tract. The driveway and access is to meet the requirements of TxDOT driveways, Unified Development Ordinance Section 7.3 Access Management and Circulation, and the City's fire lane standards. SUPPORTING MATERIALS 1. Application 2. Rezoning map (provided in packet) Planning & Zoning Commission Page 7 of 7 December 3, 2009